If you guys have any good techniques to finding local investment partners in the Los Angeles and San Fernando Valley areas that would be awesome and I would really appreciate anything your willing to share.

I'd get him to sign an addendum that gives you the power to sell the properties/deeds them to you and lays out distribution of funds.

When the estate is administered his interest in the LLC will need to be distributed in accordance with the Trust agreement (if it was held by the trust you referenced) or according to his will.If there are assets outside of the LLC if your mom is the executrix and should administer the estate in accordance with the will.  

They include photography, yard sign, lock box, MLS listing, and promotion through the usual 30 or so distribution sites, and have up-sales of running an open house and a few others.  

Manufacturing and/or distribution of a controlled substance is a deny.  

Your marketing strategies/techniques will also affect your response rates, etc.  

Property values in my town took a plunge when Amazon.com packed up their distribution facility and moved away. 

@Craig CurelopThe tax treatment of Roth IRA distributions depends on whether the distribution is considered qualified or nonqualified.

If you are using this technique and you are not an agent, this could be a violation by acting as an agent without a license. 

I have done lots of Subject Tos, it's my favorite technique.